NUSA DUA · ID RR-2091

Ramada Nusa Dua Home-room: a Wyndham-branded hotel room

Rp 1.86 bn at pre-sale buys a Wyndham-branded hotel room on a 50-year lease, and someone else does the renting. The hotel operator books the guests, keeps its share of revenue and pays you the balance. Phase 1 holds 100 rooms, with handover planned for 2028.

Unit in Ramada Nusa Dua by Wyndham

  • Leasehold 50 years
  • Under construction, phase 1
  • Wyndham
  • 1–2bedrooms, by room type
  • 1bathroom
  • TBDliving area (to confirm)
  • Sharedresort pool, beach 5 min
  • Leasehold50 years
  • 2028phase 1 handover

Property

What you get

The Home-room is the entry key at Ramada Nusa Dua by Wyndham, a 168-key hotel project in the ITDC enclave with an art collaboration by MayinArt. You buy the room and hand it to the operator. It has one or two bedrooms depending on the type, and the developer hasn't released the floor area yet.

This suits a buyer who wants a passive holding. You don't vet guests or sign with a management company. The operator keeps its cut of revenue, and you get what's left plus owner stays. Before anything else we need two answers: the legal form of room ownership, and what the brochure's 15 to 15.8% actually means.

In our model the room earns Rp 1.2 million a night. That's under the Nusa Dua median of about Rp 1.8 million on AirROI, because the median includes big villas. Market occupancy sits near 40%. Professionally run listings do better, so our cases are 55, 65 and 75%, with costs taking 45% of revenue. At 65% you'd clear around Rp 150 million a year, an 8.1% net yield on what you paid.

The numbers for this property

Ramada Home-room yield: gross and net

The developer quotes 15 to 15.8% passive income before costs and hasn't said whether that's a guarantee or a forecast. The contract has to spell it out. Our numbers below assume a night sells for Rp 1.2 million in Nusa Dua, then take off the operator's 25%, tax and upkeep.

Gross 14.7%≈ Rp 273 million a year at 65% occupancy and Rp 1.2 million a night Net 8.1%≈ Rp 150 million a year · payback ≈ 12.4 years
  • Gross rental incomeRp 273 million14.7% of price · rate Rp 1.2 million, occupancy 65%
  • Resort operatorRp 68.2 million25% of revenue · hotel operator, market range 20–35%
  • TaxRp 27.3 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 27.3 million10% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 150 million8.1% of price · payback ≈ 12.4 years
Occupancy scenarios: Ramada Home-room
OccupancyGross incomeExpenses 45%Net% of pricePayback period
55%cautiousRp 231 millionRp 104 millionRp 127 million6.8%14.6 years
65%baseRp 273 millionRp 123 millionRp 150 million8.1%12.4 years
75%strongRp 315 millionRp 142 millionRp 173 million9.3%10.7 years

Nusa Dua demand runs steady without sharp peaks, so our base case is 65%.

Where the numbers come from

Developer's figures
The developer quotes 15 to 15.8% passive income before costs and hasn't said whether that's a guarantee or a forecast. The contract has to spell it out. Our numbers below assume a night sells for Rp 1.2 million in Nusa Dua, then take off the operator's 25%, tax and upkeep. Shown as published. They are not part of our model.
Nightly rate
Rp 1.2 million, our estimate for the area: AirROI puts average revenue per listing in Nusa Dua at Rp 1.5–1.8 million (trailing 12 months to July 2026), adjusted for the property type, size and finish.
Occupancy
the Nusa Dua market runs at ≈ 40% across all AirROI listings; Bali hotels averaged 73.2% in 2025 (Horwath HTL / C9 Hotelworks). For professionally managed rentals we model three cases: 55% cautious, 65% base and 75% strong.
Costs
40% of revenue: management company 18% (the market range is 15–25%), tax 10%, wear and upkeep 12%.
Comparable listings
NAI Villa V4M: 7.9% net at 65% occupancy; EDEM II · Condo villa 33 m²: 11.0% net at 65% occupancy; EDEM II · Studio apartment: 8.8% net at 65% occupancy.
Reports and data
AirROI (short-term rental market data, trailing 12 months to July 2026); Horwath HTL / C9 Hotelworks — Bali Hotel & Branded Residences 2026 (March 2026); Colliers — Bali Hotel Market Report Q2 2026; our 2026 Bali market report; villa yields in Canggu and Pererenan.

This is a Rise Real Bali estimate, not an income guarantee. We rerun the rate and occupancy for your specific unit and manager; property details come from the developer's materials. Our method and what we don't guarantee are explained under legal information.

Ownership

Ownership & what you actually get

You'd hold the room on a 50-year lease. Bali hotel rooms change hands through strata title or a share of a lease, and the developer hasn't confirmed which one applies here. We want that answer in writing. The PPJB comes after checks, then the notarized lease at handover. The operator's hotel license covers renting your room.

Ownership and permits: Ramada Home-room
Form of ownershipLeasehold on the room, structure to confirmForeigners can't hold freehold (Hak Milik) in their own name. The legal routes are leasehold, a right-to-use title (Hak Pakai) for residents with a stay permit, and a foreign-owned company (PT PMA) holding a right to build (HGB).
Lease term50 yearsFew listings we carry run this long. What happens after year 50 is a question we put to the developer in writing.
ZoningResort zone, ITDCEvery ITDC plot sits in the resort zone. We match the extract to this specific parcel anyway.
Building approval (PBG)RequestedWith phase 1 already rising, the approval ought to be on file. We want its copy before your deposit.
DeveloperProject company to confirmYour contract counterparty is the developer, not Wyndham. We check who that company is and what it has delivered.
Certificate of occupancy (SLF)At handoverA rental license needs the SLF first, so we link the handover payment to the paperwork instead of a date.
Short-term rental license (NIB)Hotel license, held by the operatorGuests book the room under the operator's hotel license. You don't apply for a rental license (NIB) of your own.
Indonesian nomineeNot usedPutting the property in a local person's name is a criminal risk under Perda 4/2026, and you can lose the asset in a dispute. We don't handle these deals.
Developer escrowNone, the market works without itYour protection is the structure: payments tied to verified construction stages and a late-delivery penalty in the contract.
Furniture and handoverTurnkey, 2028The room's furniture and appliance spec becomes an appendix to your contract.
Before any money leaves your account, we confirm what legal form the room sits on, check the land and permits, and look into the developer company. The written report flags every point still open.
Gusti AyuBroker · Rise Real Bali
On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for Ramada Home-room?

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Terms

Ramada Home-room payment schedule

  1. Pre-saleYou lock the phase 1 price of Rp 1.86 bn. The developer expects values 35% higher by handover.
  2. Construction stagesInstallments track the build, and we're still waiting on the stage list.
  3. HandoverThe balance goes out when the room's documents arrive.

The developer's presentation leaves the payment plan out. Our checks come first, then the plan goes into the PPJB.

Location

Location: Nusa Dua

Nusa Dua sells calm water, five-star neighbors and a toll road to the airport. Families and conference guests keep demand level through the year, though nightlife is thin.

Aerial view over the Nusa Dua shoreline
Nusa Dua · Badung · 5 min to the beach
  • Beach5 min
  • Ngurah Rai Airport≈ 20 min
  • Bali Collection≈ 10 min
  • Uluwatu≈ 30 min

Market nights here go for Rp 1.5–1.8 million, and the seasonal dip is small. A branded hotel room earns less than a villa, so we price this one at Rp 1.2 million.

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Nusa Dua · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 10hotels
  • 2shops
  • 1café
  • 1restaurant

Closest places

  • Vinila Nusa Duahotel · 157 m
  • Le Berceuse Villa & Resorthotel · 210 m
  • Sekar Nusa Villashotel · 227 m
  • Vouk Hotel & Suiteshotel · 309 m
  • Warung Esi Esacafé · 383 m
  • Raja Martshop · 600 m
  • Hotelhotel · 660 m
  • Swiss Belhotel Segarahotel · 661 m

Places and distances: OpenStreetMap data, © OpenStreetMap contributors. Distances are straight-line from the property.

Straight answers

Questions about Ramada Home-room

What does Rise Real Bali charge when I buy a Ramada Home-room?

Zero. The developer's list is your price, and the developer funds our commission. Pre-deposit checks are on us too. For this room that covers the ownership structure behind a hotel key, strata title or lease share, the 50-year term, the ITDC zoning extract, the phase 1 building approval and the developer company.

How much is a Ramada Home-room and what does the price cover?

The list says Rp 1.86 bn, and the developer covers our commission, not you. You get one or two bedrooms depending on the type. The floor area hasn't been released yet. The lease runs 50 years, and the room comes turnkey to Wyndham's standard. The operator rents it under its hotel license, with handover planned for 2028.

What will a Ramada Home-room really earn?

In our base case the room makes Rp 1.2 million a night at 65% occupancy. After the operator, tax and upkeep, that nets about Rp 150 million a year, or 8.1% on the purchase price. The rate comes from AirROI for Nusa Dua, adjusted down for a hotel room. Operator fee, tax and upkeep together absorb 45% of revenue. We call that an estimate, never a promise.

Is the 15 to 15.8% in the Ramada brochure guaranteed?

The brochure doesn't say. It describes 15 to 15.8% as passive income before costs, and it could be a secured guarantee or simply the operator's forecast. We get the answer in writing and make sure the contract states it. Our own model lands lower, at 8.1% net in the base case, because it deducts operator fees, tax and upkeep.

Can I buy a Ramada Home-room remotely?

You can. We show you the site in Nusa Dua over Zoom, and a notary handles your signature through a power of attorney. We take delivery of the room at handover, which the developer targets for 2028. Along the way we check construction against the schedule, and we get the PBG copy before any deposit leaves your account.

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